Welcome to Leamington
Explore Hilton Head Island’s beloved beachfront, golf cart community.
Leamington Hilton Head Island, a subsection of the larger Palmetto Dunes Oceanfront Resort community, is one of just two exclusive neighborhoods on the island offering direct beachfront access, along with Port Royal. With a total of around 876 residences, this small, gated community brings together all the privacy, security, and resort-style amenities that define luxury living in the Lowcountry.
Situated on 460 lush acres that include beachfront homes, an 11-mile lagoon, and a private golf course, Leamington has much to offer anyone interested in
Hilton Head real estate listings. If you’re looking to move into the area, here is what you should know about houses for sale in Leamington.
What to Love
- Two Distinctive Neighborhoods: As you search for homes for sale in Leamington, Hilton Head, SC, you’ll find the community has two neighborhoods to choose from. The Residential neighborhood features 306 homes and 60 oceanfront villas, along with private access from Highway 278. The Villa neighborhood includes 510 oceanfront and second-row villas. Both sections come with direct beach access via secure keypad entry.
- Peace and Quiet: Short-term rentals are prohibited in the Residential neighborhood, eliminating concerns about noise and traffic common to modern vacation rentals. That relaxed pace extends to everyday life in Leamington’s golf cart community, where residents can easily travel between homes, amenities, and the beachfront.
- Exclusive Outdoor Amenities Beckon: In addition to private beach and lagoon access, Leamington residents can golf at three Palmetto Dunes 18-hole courses, enjoy on-site recreation centers, and take advantage of the award-winning Palmetto Dunes Tennis Center, complete with pickleball courts, right next door.
- The Community Boasts a Historic Landmark: The Hilton Head Island Rear Range Lighthouse is on the National Register of Historic Places.
Local Lifestyle
Buyers who prioritize privacy, exclusivity, and quiet luxury will find just what they’re looking for in Leamington homes for sale. The Residential neighborhood is especially attractive for those looking for a peaceful atmosphere. With no short-term rentals permitted, residents enjoy a stable, owner-occupied community.
These homes boast gorgeous views, with some overlooking the ocean, the 11-mile saltwater lagoon running through the neighborhood, or the centrally located golf course. One of three Palmetto Dunes golf courses available to community members, the on-site Arthur Hills Golf Course was voted South Carolina Golf Course of the Year and earned the
2025 Travelers’ Choice Award by TripAdvisor.
With 10 holes overlooking the water, carts featuring GPS and USB charging, and a recently renovated clubhouse and grille, this destination golf course is a major draw for buyers. As a bonus, the community is golf cart-friendly. It’s not unusual to see residents traversing the streets via golf cart, and ample parking is provided for these vehicles, including along the beachfront.
Community members can also use the Beach Front Complex, featuring an elegant, covered outdoor seating area with a fireplace. It’s a great spot for residents to gather, grill, and enjoy magical sunsets over the water, and it can be rented for events like weddings and family gatherings.
There’s also a recreation center with a playground and heated pool, as well as a launch point for kayaks and fishing along the lagoon. Another notable community feature is the 11-mile, manmade, saltwater lagoon, which is the second largest in the U.S.
Winding through 2,000+ acres, this saltwater nursery is home to several fish species, including:
- Black drum
- Bluefish
- Flounder
- Red drum and large bull redfish
- Spotted sea trout
- Striped bass, or rockfish
- Tarpon
Watercraft types permitted on the waterway include canoes, kayaks, and battery-powered boats.
The
Harbor Town Lighthouse in the Sea Pines community is a popular Hilton Head attraction, but it can’t hold a candle to the storied
Hilton Head Island Rear Range Lighthouse, a historic landmark located in Leamington.
Also known as the Leamington Lighthouse, this 92-foot structure was built in the 1870s, which was a century before the Harbor Town Lighthouse, and served as a lookout tower for German U-boats during WWII.
Following restoration in 1985, the lighthouse reopened to the public and was added to the National Register of Historic Places. Interestingly, among the many ancient live oaks dotting this Lowcountry community, one of the oldest in Leamington Hilton Head, estimated at 425 years old, stands next to the lighthouse.
Because Leamington includes two distinct sections, comparing
Leamington residential vs. villa living can help buyers narrow down which part of the community best fits their goals.
Dining and Shopping
Every Leamington beach house is within easy reach of ample eateries and opportunities for retail therapy. Fine dining can be found at the Omni Hilton Head Oceanfront Restaurant, while the Poseidon offers seafood, steaks, and a hip rooftop bar. If you’re looking for a casual burger joint with dining right on the sand, enjoy live music, delicious burgers, and an ocean breeze at The Dunes House.
Leamington is close to the Fresh Market shopping center and island bike paths. Locally owned restaurants like Ela’s on the Water for seafood and Alfred’s for classic German flavors offer delicious flavors, too.
While browsing Leamington Hilton Head homes for sale, you’ll find additional opportunities at the nearby Tanger Outlets Hilton Head. Two adjacent outlet sites host a diverse range of retail stores, from Crocs and Coach to Levi’s and Le Creuset.
Things to Do and Entertainment
Leamington real estate comes with access to abundant on-site amenities, but if you’re in search of entertainment, pop over to nearby Savannah, GA, to catch concerts on the wharf or at several live entertainment venues. Hockey lovers can join the excitement at the Enmarket Arena when the local ECHL Ghost Pirates play.
Although the Leamington, Hilton Head, SC, community offers a relaxing lifestyle, it’s not hard for residents to find on-site and nearby amenities that dazzle and delight.
Leamington Fees at a Glance
Leamington HOA fees are $3,465 a year as of 2026 for a single-family home, or about $289 a month. Leamington is a subsection of the larger Palmetto Dunes Oceanfront Resort community, covering 460 acres and around 876 residences, and that structure is the single most important thing to understand about the costs here.
Fee | Amount | How often | What it applies to |
|---|
Leamington annual assessment | $3,465 | Per year | Single-family homes |
Same assessment, quarterly equivalent | $866.25 | Per quarter | Single-family homes |
Same assessment, monthly equivalent | $288.75 | Per month | Single-family homes |
Residential enhancement fee | 0.75% of the purchase price, no cap | Once, at closing | All resales |
Town of Hilton Head Island transfer fee | 0.25% of the sale price | Once, at closing | All island purchases |
All figures as of 2026.
Leamington Sits Inside Palmetto Dunes, and That Affects Your Fees
Because Leamington is a subsection of Palmetto Dunes rather than a standalone community, an owner may carry obligations to both. Whether the Palmetto Dunes assessment is charged in addition to the Leamington assessment, or whether the Leamington figure covers it, is not something published anywhere. It changes your annual cost by around $2,000, so it is the first thing to establish in writing. I would not rely on any published total for Leamington, my own included, until you have that answer from the association directly.
Direct beach access. Both Leamington neighbourhoods have direct beach access via secure keypad entry.
The Arthur Hills Golf Course. Named South Carolina Golf Course of the Year and a 2025 Travelers' Choice Award winner.
Access to the wider Palmetto Dunes amenities. Three championship courses, the Palmetto Dunes Tennis Center with pickleball, recreation centers with pools, and a beachfront complex.
Private lagoon access. Part of the Palmetto Dunes lagoon system.
The Hilton Head Island Rear Range Lighthouse. Built in the 1870s and listed on the National Register of Historic Places.
What Costs Extra in Leamington
Golf and tennis. The Palmetto Dunes courses and the Tennis Center are resort-operated and played on a pay-as-you-go basis rather than through an equity membership. Your assessment does not buy unlimited access.
Villa regime fees. Leamington's Villa neighbourhood contains around 510 villas. If you buy a villa rather than a home, you will pay a regime fee to your individual regime on top of the assessment, and it is often the larger figure.
Palmetto Dunes obligations. See the note above. Establish in writing what applies before you rely on any annual total.
One-Time Fees When You Buy in Leamington
Two charges land at closing, and the first one has no ceiling, which matters at Leamington's price points.
The residential enhancement fee - 0.75% of the purchase price, with no cap. Three quarters of one percent, and the absence of a cap is the detail to note. On a $1.5M purchase that is $11,250. On a $3M purchase it is $22,500 and it keeps climbing. Several communities on the island cap their transfer fees; Leamington does not.
The Town of Hilton Head Island transfer fee - 0.25% of the sale price. A municipal charge on every island purchase. On a $1.5M home that is a further $3,750.
Can Leamington Fees Change?
Assessments are set annually. The more significant variable at Leamington is not the yearly figure but the structure: until you have established in writing what you owe to Leamington and what, if anything, you owe to Palmetto Dunes, any budget you build is provisional.
What to Verify Before You Buy in Leamington
Before you write an offer, here is what I would want confirmed in writing:
Whether the Palmetto Dunes POA assessment is charged in addition to the Leamington assessment - the most important question here
The assessment on the specific property, since the Residential and Villa neighbourhoods differ
If you are buying a villa: the regime fee, what it covers, and any regime charge at transfer
That the enhancement fee is genuinely uncapped at your purchase price
What the assessment covers, and which amenities are pay-as-you-go
Whether any special assessment has been levied recently or is under discussion
Frequently Asked Questions
What are the current HOA fees in Leamington?
Leamington HOA fees are $3,465 a year as of 2026 for a single-family home, which is about $289 a month. Because Leamington sits inside Palmetto Dunes, confirm directly whether the Palmetto Dunes assessment applies in addition to this figure.
Is Leamington part of Palmetto Dunes?
Yes. Leamington is a subsection of the larger Palmetto Dunes Oceanfront Resort community, covering 460 acres with around 876 residences across a Residential neighbourhood and a Villa neighbourhood.
What is the Leamington transfer fee?
A residential enhancement fee of 0.75% of the purchase price, with no cap. On a $1.5M purchase that is $11,250, and on a $3M purchase it is $22,500. The Town of Hilton Head Island's 0.25% transfer fee applies on top.
Does the Leamington fee include golf?
No. The Arthur Hills course and the other Palmetto Dunes courses are resort-operated and played on a pay-as-you-go basis rather than through membership included in your assessment.
Are there one-time fees when buying in Leamington?
Yes. The 0.75% residential enhancement fee, which is uncapped, plus the Town of Hilton Head Island transfer fee of 0.25%. On a $1.5M purchase those two come to $15,000 between them.
Can Leamington fees increase?
Yes. Assessments are set annually. The $3,465 figure above is the 2026 amount for a single-family home.
Leamington is a community where the fee structure genuinely needs unpicking before you make an offer, because of how it sits inside Palmetto Dunes. Call me and I will get you straight answers on exactly what you would owe and to whom.
